I am not suggesting you do it yourself but it will help you understand the choices and issues when meeting with your lawyer.

GREAT OPPORTUNITY FOR SMALL BUSINESS OWNER, OFFICE SPACE DOWNSTAIRS AND A 2 BEDROOM APARTMENT UPSTAIRS THAT COULD BE USED AS LIVING QUARTERS OR RENTAL UNIT, IN A POPULAR BUSINESS AREA OF HILTON VILLAGE.

TX seems to be a logical choice if it allows non-resident to register.  

The property is in a popular area & close to good schools.

Both of those are popular in the investing community, but again not sure about those specific programs. 

Could you get away with not giving the lease back, probably but if there was actually a cockroach infestation than that’s on you and they made a reasonable choice by moving out immediate.

If its the nicest house on the block, when people get there and see the mobile home next to it and if the other areas look not so good, probably not gonna get repeat guests.If this is your first, it will be easier for you to learn the ropes with a property you will be visiting from time to time and you get to use it when its not rented.That's my cursory thoughts based on what you have shared so far between those two choices.

It's a sure path to failure. if you're goal is cash flow and you live in a high cost market which is any where in the Bay Area, you really don't have a choice but to go out of state, otherwise you're just trying to pound a square peg in to a round hole.

We are also concerned about post covid revenue, will the popularity of big bear decline once travel becomes more common again.

Adding storage is a popular idea but I hate dealing with tenants “stuff” when they move out and it creates a liability issue.